Some advice if I may. My Neath solicitor is advising me that he is legally obliged toapply for Neath conveyancing searches asthe firm are on the Nat Westapproved lawyer panel. Is this really necessary?
You have limited options available to you. As you are obtaining a home loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Neath conveyancing searches.
We're in Neath, First time buyers purchasing with a mortgage (lender is Coventry BS , and our solicitor is on the Coventry BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am assisting my sister sell her flat in Neath. Will the conveyancer order an energy performance certificate or do I organise this?
Following the abolition of Home Packs, EPC’s was kept a required part of moving house. An energy performance certificate must be to hand prior to the property being marketed. It is not a task that lawyers normally organise. Where you are instructing a Neath conveyancing solicitor they may be able to arrange energy assessments due to their relationships with long established Neath energy assessors
We are getting the release of further funds on our mortgage from Aldermore as we wish to carry out a loft conversion to our home in Neath. Do we need to select a local Neath solicitor on the Aldermore conveyancing panel to handle the paperwork?
Aldermore do not ordinarily instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore conveyancing panel.
The mortgage over my property is with Santander for my property in Neath. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
Your original mortgage agreement with Santander will provide that you need their approval prior to letting out your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. It should not be necessary to do this via a Santander conveyancing panel firm.
Just had an offer accepted on a new build flat in Neath. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Neath
There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
How do I identify a Neath law firm on the Bank of Ireland conveyancing panel? I drive a motor bike and am happy to travel upto 25miles to meet the conveyancer.
You can use the tool on this website. Please choose the bank and your location and you will see a number of Neath conveyancing lawyers based on proximity. We have listed some Neath conveyancing firms at the bottom of this page and you can call them to check if they are on the Bank of Ireland approved list